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Town Planning Report - GSLC MCU Maintenance Sheds and Fence · MCU25/0099
Court Appeals & Dispute Resolution
Applications & Assessment
Due Diligence & Compliance Project
Management General Development
Advice
Town Planning Report
Development Application
for
Material Change of Use
(Educational Establishment (Extension to
existing - Maintenance & Sports Sheds
and Acoustic Fencing)
Adamson Town Planning Pty Ltd
(ACN: 163 798 374 | ABN: 73 163 798 374)
P (07) 5430 6671 F (07) 5430 6677 M 0437 754 420
‘Noosa Boardroom’, 28 Eenie Creek Road, Noosaville QLD 4566
Mail: PO Box 894, Cooroy QLD 4563
Email| [email protected]
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Document Control
Project: Development application for a material change of use for an educational
establishment – extension to existing for new maintenance and sports
sheds and fencing
Client: Good Shepherd Lutheran College (GSLC)
Project Number: 24002
Status of Report: Final
Date: June 2025
Author:
Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd
The information contained in this document is confidential and intended solely for the use of the client
for the purpose for which it has been prepared and no representation or is to be implied as being made
to any third party. The use or copying of this document in whole or part without the written permission
of Adamson Town Planning Pty Ltd constitutes an infringement of copyright. The intellectual property
contained in this document remains the property of Adamson Town Planning Pty Ltd.
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Table of Contents
1 Development Summary ......................................................................................................... 4
2 Introduction ............................................................................................................................ 5
3 Background ............................................................................................................................. 5
4 Subject Site.............................................................................................................................. 6
5 Development Proposal ........................................................................................................... 7
6 State Regulatory Provisions ................................................................................................... 8
6.1 State Planning Instruments .........................................................................................................................9
6.2 State Planning Policy .....................................................................................................................................9
6.3 Planning Regulation 2017 ...........................................................................................................................9
7 Local Planning Instrument ..................................................................................................... 9
7.1 Noosa Plan 2020 .............................................................................................................................................9
7.2 Noosaville Local Plan Code ...................................................................................................................... 11
7.3 Community Facilities Zone Code ........................................................................................................... 12
7.4 Community Facilities Code....................................................................................................................... 13
7.5 Driveway and Parking Code ..................................................................................................................... 14
7.6 Water Quality and Drainage Code ............................................................................................................ 14
7.7 Landscaping Code ......................................................................................................................................... 14
8 Overlay Codes ....................................................................................................................... 14
9 Conclusion ............................................................................................................................. 14
Attachment 1 – Site Plan ............................................................................................................. 16
Attachment 2 – Shed Proposal Plans.......................................................................................... 17
Attachment 3 – Fence Plan .......................................................................................................... 18
Attachment 4 – Photograph Fence ............................................................................................. 19
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1 Development Summary
Development Proposal Development permit for a material change of use for an
educational establishment – extension to existing - new
maintenance and sports sheds and acoustic fencing
Subject Land: 115 Eumundi Noosa Road, Noosaville
Land Description: Lot 115 on SP313502
Easements: Sewer easement towards the east (refer Site Plan)
Land Area: Lot 115 – 6.18ha
Referral Agencies Energex (adjoining an electricity supply station)
South East Queensland Urban Footprint
Regional Plan 2023
Planning Scheme: Noosa Plan 2020 (the planning scheme)
Zoning: Community Facilities – Educational Establishment
Local Area: Noosaville
Overlay Mapping: • Acid Sulfate Soils – mostly above 5m AHD to 20m AHD
(Area 2), small portion 5m AHD or Below (Area 1)
Level of Assessment: Code Assessable
Relevant Assessment
• Noosaville Local Plan Code
Benchmarks: • Community Facilities Zone Code
• Community Activities Code
• Applicable Works Codes
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2 Introduction
The purpose of this development application is to obtain a development permit for a material change
for an extension to an existing educational establishment to allow two maintenance sheds, a new
sports shed and the erection of new acoustic fencing for the Good Shepherd Lutheran College (GSLC).
The proposed new maintenance sheds will replace the existing smaller maintenance sheds, located
generally in the same location towards the east and within an existing restricted area for students.
The two maintenance sheds will be located near the adjoining residential boundary towards the east
but are separated to reduce their overall scale and bulk. Additional landscaping is also being provided
along the adjoining boundary and between these buildings to buffer and mitigate any visual impacts.
The third building is for a new sports shed located on the edge of the existing sports oval towards
the north and replaces the existing shed generally in this same location. The new sports shed is well
removed from any boundary (refer Site Plan – Attachment 1).
The proposed sheds have been strategically located to maximise the use of the available land at
GSLC, which is very limited. The maintenance and sports sheds are necessary to meet the needs of
the GSLC now and in the future and are consistent with the Master Plan recently approved
(MCU23/0096).
The proposed fencing replaces the existing fencing along the northern boundary and adjoining
residential properties, which has a similar height in part. The existing dilapidated fence urgently needs
to be replaced and will improve the general amenity for adjoining residents, without causing any
significant visual amenity impacts. A higher than normal fence is reasonably expected in this location,
where adjoining a large school, which will assist to mitigate adverse noise impacts during school
hours.
3 Background
On 24 October 2024, Council approved a Preliminary Approval – Educational Establishment in
accordance with a Master Plan (refer Figure 1). The preliminary approval provides for the
development of the site to be generally in accordance with the Master Plan.
The Master Plan provides for the following:
• The total number of enrolled students for the educational establishment must not exceed
1150 and the number of full-time equivalent staff must not exceed 150.
• A minimum of 298 car parking spaces must be provided on site and made available and
accessible at all times. Car Park P2 is to provide 81 short-term parking spaces, with 16 spaces
being available for drop-off and pick-up with queuing for a minimum of 8 spaces. Vehicle
manoeuvring areas are provided on site in accordance with the Australian Standards for Off-
street car parking, so vehicles can enter and leave the site in a forward gear.
The proposed development is consistent with the Master Plan being Building X – Maintenance Yard
and Storage and Y – Sports Shed. Further, will not result in an increase in staff and students and
therefore will have no impact on the demand for parking or cause any associated traffic impacts.
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Figure 1 – Extract of Master Plan
4 Subject Site
The GSLC is located on the corner of Eumundi Noosa Road and Walter Hay Drive. The site comprises
about 6.18ha and has been an educational establishment for about 40 years. The site is improved by
a number of buildings and contains a sports oval towards the northeast, a church and a childcare
centre towards the northwest.
Access is obtained from the Eumundi Noosa Road roundabout this being the main drop off and pick
up area for children. Staff parking, the bus drop-off and pick-up and other parking is provided
towards the south with access off Walter Hay Drive. The GSLC also utilises the existing Shorehaven
Park to the southeast, which is under a lease arrangement with Noosa Council and used as additional
recreational open space.
The GSLC adjoins residential properties along the northern and eastern boundaries as shown in
Figure 2. The site contains a number of mature trees with some open space areas, this having an
important landscape quality of the College. The existing open space areas are limited and are to be
maintained playing an important role of the existing amenity for the College for the benefit of staff
and students. Where possible the existing trees are to be maintained; however, the removal of some
trees for the maintenance sheds is unavoidable, but will be offset.
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New Acoustic
Fence
Subject Site for
New Sheds
Figure 2 – Extract of aerial photograph (Source: Nearmaps – 5 November 2024)
5 Development Proposal
The proposed development provides for one new Sports Shed A, which is 14m long x 8m wide and
2.7m high. The shed is to be located about 63.8m from the northern boundary and about 23m from
the southeastern boundary (refer Figure 3). The Sport Shed is located to the southeast of the existing
sewer easement (as shown) and to the northwest of the larger trees and irrigation dam. This shed
provides for the storage of sports equipment, which is located close to the existing sports field in a
location that has minimal impact on the limited land available. The existing sport shed is in disrepair
and needs to be replaced.
The Maintenance Sheds B and C are located 2m from the southeast boundary and to the south of
the existing irrigation dam and larger trees on the site. Shed B is 11m long x 5.0m wide, 2.7m high
near the boundary and pitching away from the boundary having a maximum height 3.96m. Shed C
has a length of 10.5m, with a small addition having a length of 2.5m x 5m wide with the same height
of 2.7m near the boundary and pitching to a height of 3.27m away from the boundary. The proposed
sheds are separated by 3m of landscaping with 2m of landscaping provided along the boundary to
buffer the built form (refer Figure 3). A copy of the elevation and floor plans drawings is provided
with Attachments 2A, 2B & 2C.
The new acoustic fencing along the northern boundary will replace the existing fencing having an
overall length of about 235m and a similar height (refer photo - Attachment 4). The existing fencing
needs replacing and has had numerous additions to the height in places and also adjoins hedging
provided by some of the adjoining residential properties. The proposed fencing has a height of the
about 2.4m.
The new acoustic fence will provide for consistent fencing along the boundary and will minimise the
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noise generated to improve the amenity of these adjoining residential properties (refer Figure 4). It
is intended to retain the existing trees along this boundary with additional planting to provide
additional landscape buffering.
Figure 3 – Extract of Site Plan
Figure 4 – Extract of fence plan
6 State Regulatory Provisions
The Planning Act 2016 prescribes the following categorising instruments as assessment benchmarks
applicable to development applications:
• the Planning Regulation 2017
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• the Planning Scheme for the local government area
• any temporary local planning instrument; and
• any variation approval.
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks for code
assessable development applications. The following benchmarks are additional to the planning
scheme to the extent they are not appropriately reflected in the planning scheme:
• the regional plan, to the extent the regional plan is not identified in the planning scheme as being
appropriately reflected and integrated into the planning scheme
• the State Planning Policy, part E, to the extent part E is not identified in the planning scheme as
being appropriately integrated and reflected into the planning scheme; and
• any temporary State planning policy applying to the premises.
The relevant assessment benchmarks are discussed below.
6.1 State Planning Instruments
6.2 State Planning Policy
Under part 2.1 of the planning scheme, it is advised that the planning minister is satisfied that the
State Planning Policy (SPP) dated July 2017 is appropriately integrated into the Noosa Council's
planning scheme, other than Natural hazards, risk and resilience - coastal hazards - in part. The
subject land is not required to be assessed against part E - Natural hazards, risk, and resilience.
Therefore, no assessment is required against the SPP.
6.3 Planning Regulation 2017
Under the State DA Mapping, the subject land is in the Urban Footprint and is affected by the
following designations:
• Water resource planning area boundary.
Under Schedule 10 of the PR2017, the application is to be referred to Energex as an advice agency
under Division 2, Table 2, for a material change of use of premises being within 100m of a substation.
Once the Confirmation Notice has been received for the proposed development a copy of the
application will be referred to Energex.
7 Local Planning Instrument
7.1 Noosa Plan 2020
The planning scheme includes the subject land within the Community Facilities Zone and is annotated
Educational Establishment (refer Figure 5) and is within the Noosaville Local Plan Area.
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Figure 5: Community Facilities Zone, annotated 6 – Educational Establishment (Source: Noosa online
mapping)
The subject land is affected by one overlay map (refer Figure 6), including:
• Acid Sulfate Soils (Areas 1 & 2).
Figure 6 – Acid Sulfate Soils Overlay (Source: Noosa online mapping)
Under the Tables of Assessment Part 5, Table 5.5.11 – Material Change of Use, the application
requires code assessment. The following codes are considered most relevant to the proposal:
• Noosaville Local Plan Code
• Community Facilities Zone Code
• Community Activities Code
• Acid Sulfate Soils Overlay Code; and
• Other works codes that are most relevant include:
o Driveways and Parking Code
o Water Quality and Drainage Code; and
o Landscaping Code.
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7.2 Noosaville Local Plan Code
Under the Noosaville Local Plan Code, the most relevant performance outcomes are discussed below:
• PO3 – the proposed development is well removed from and will not be visible from the surrounding
road network. The development will not detract from the existing streetscapes and gateways that
enhance the sense of entry and character of Noosaville and the coastal urban area more generally.
• PO4 – The proposed development will not detract from the major road network and entrance roads,
including Eumundi Noosa Road and Walter Hay Drive.
• PO5 – The development when considered as a whole, retains and enhances existing mature trees and
character vegetation contributing to the vegetated backdrop, character and habitat values of the local
plan area. In this case, it is necessary to remove some large gum trees in the location where Sheds B
and C are proposed (refer Photo 1, below). The removal of these trees cannot be avoided given the
limited space available for the provision of maintenance sheds in this restricted area of the GSLC.
It is intended to offset the loss of the trees with additional trees to the east of the Sport Shed (Shed A).
These trees will be native trees, however, must be compatible with the school environment. The existing
trees are also considered to be too large for this space being close to the boundary and within GSLC
and pose a safety risk. At this stage, the other larger trees to the north near the dam are to be retained.
Gum trees to be removed
and replaced by more
suitable native species.
Photo 1 – Gum tree to be removed to the right, which is unavoidable
• PO7 – The proposed buildings and landscaping will be integrated within the natural landscape and will
be consistent with the existing character of the area when having regard to the existing built form and
scale of the GSLC. The proposed development takes the form of small separate buildings, three in total,
that are to be separated by landscaping with some existing trees to be retained (AO7.1). The proposed
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buildings have a scale and building height consistent with the built form within the GSLC and the
surrounding area (AO7.2). The proposed buildings, in particular Sheds B & C, will preserve the amenity
of the adjoining residential properties with the lowest roof height being beside the boundary with 2m
of landscaping also provided and 3m of landscaping between these buildings (AO7.3). The proposed
sheds have an appropriate scale having regard to the nature of the use (AO7.4). Further, the sheds will
have an 11 degree roof pitch and be constructed of lightweight building materials (AO7.5).
• PO16 – The proposed development is entirely consistent with the intent for the Community Facilities
Zone.
The proposed development is consistent with the relevant performance outcomes, overall outcomes and
the purpose of the Noosaville Local Plan Code.
7.3 Community Facilities Zone Code
With respect to the Community Facilities Zone Code, the following performance outcomes are considered
most relevant:
• PO1, PO2 & PO3 – The proposed development is associated with the existing use of the site as an
Educational Establishment and entirely consistent with the zone.
• PO4 – The site has been occupied by the GSLC for over 40 years and is in a highly assessable location
with good access to the major road network in Noosaville.
• PO5 – The proposed development is for a use type, scale and intensity consistent with community
needs, locational characteristics and supporting infrastructure.
• PO17 – The proposed development comprises three (3) sheds that are single storey and less than 8m
in height (AO17.1) and with minimal earthworks required (AO17.2). The proposed sheds are low rise
and will not have a visual bulk that is out of character given the nature of the use, which contains a
number of larger built forms. The proposed development will not be visible from the street and situated
within a planned landscaping setting that will protect the amenity of neighbouring properties and will
also respect the scale of the surrounding vegetation.
• PO18 – The proposed sheds will not exceed a GFA of 1,000m² (AO18.1), the maximum wall length in
one plane is 14m (AO18.2) and as demonstrated under the Master Plan (MCU23/0096), the overall site
cover will not exceed 50% (AO18.3). The proposed sheds are fit for purpose and respect the scale of
development on the site and surrounding area.
• PO19 – The proposed sheds are not located near a road frontage with Sheds B and C being located 2m
from the adjoining residential boundaries to the southeast (AO19.1). A landscaped setback of 2m is
being maintained in lieu of a 3m setback and is required because of the shape of the allotment, other
existing infrastructure and constraints, including the existing irrigation dam to the north and the tennis
courts to the west with access to be maintained. Because of the constrained nature of the site, the
maintenance sheds are effectively in a compound, which is off limits to students. This combined with
the reduced building height closest to the boundary will maintain an acceptable level of amenity for
the adjoining residents. In fact, the proposed design should improve the amenity with the roller doors
facing away from these properties. The existing vegetation to the north of the Shed B is intended to be
retained at this time.
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• PO21, PO22 & PO24 – The proposed sheds will be constructed of corrugated roof cladding and
monocled wall cladding, which is reasonably expected. Trees are to be planted beside the Shed A to
offset the removal of the large gum trees (discussed above) and improve the visual outlook from the
residents in Seacove Court. The proposed sheds have been designed to be fit for purpose and are
necessary and associated outbuildings for an educational establishment.
• PO27 & PO28 – As already discussed, landscaping is proposed along the southeastern boundary and
within the 3m wide gap between buildings to maintain an appropriate level of amenity for the adjoining
residential properties. The amount of landscaping within the 2m building setback will be provided to
suit the relative size and nature of the development (PO28(c)).
• PO29 – A 1.8m high solid timber fence is provided along the southeastern boundary of the site with
3m of landscaping between proposed Sheds B & C (AO29). It is not expected that the use of the
maintenance sheds will increase the level of noise already generated by the existing maintenance
activities in this location, with doors facing away from the residential properties. The development is of
a scale that is compatible with buildings in the adjoining residential zones. The proposed fencing to the
north will be 2.4m in height to generally match the height of the existing fence with some additions
having been provided over time, along with some hedging (refer Attachment 4). It is noted that under
AO29, the provision states a minimum fence height of 1.8m is required with no maximum fence height
being prescribed.
• PO30 – The design of proposed Sheds B & C minimises the impact on the adjoining residential
properties. The design of the built form has the lowest elevation closest to the properties being 2.7m
and the roof pitching away having a height of 3.9m about 8.5m from the boundary. Further, the hours
of operation for the maintenance sheds will be the same as the current hours of operation for the GSLC.
• PO34 – Any security lighting to be provided will meet current standards, be hooded and directed away
from the adjoining residential properties, as is currently the case for the existing buildings and structures
at GSLC.
• PO48 – Minimal earthworks are required for the construction of the proposed sheds.
• PO50 – No added demand is placed on community infrastructure for the operation of the proposed
maintenance sheds.
The proposed development complies with the performance outcomes, overall outcomes and the purpose
of the Community Facilities Zone Code.
7.4 Community Facilities Code
With respect to the Community Facilities Code no new issues are raised that have not already been
addressed under the Community Facilities Zone Code. This is in terms of the location for a community use,
the effects of the use with respect to the type, scale and intensity (PO3 & PO4), building design and sitting
(PO5 & PO6), landscaping (PO7) and amenity and safety (PO8) and lighting (PO16).
The proposed development is consistent with the relevant performance outcomes, overall outcomes and
purpose of the Community Facilities Code.
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7.5 Driveway and Parking Code
While there is technically an increase in GFA for the proposed sheds, there will be no increase in the number
of students or teachers as a result of the new sheds. The matter of parking and access has been recently
considered under the preliminary approval (MCU23/0096) for the Master Plan. The GSLC will be providing
for improved parking and onsite traffic management for peak drop and pick up times in accordance with
the Master Plan. Consequently, the Driveway and Parking Code does not need to be considered further.
7.6 Water Quality and Drainage Code
With respect to stormwater management and water quality, the roof water from the sheds will be
discharged to the existing dam/bio-basin located between the proposed sheds near the eastern boundary.
It is not expected that there is a need to provide any further onsite treatment for the roof water leaving the
sheds, with the water to be contained onsite and used for irrigation on the school grounds. The proposed
development either complies with the Water Quality and Drainage Code or can be conditioned to comply.
7.7 Landscaping Code
As discussed, landscaping is to be provided along the eastern boundary and in between Sheds B & C.
Additional landscaping will be provided in places along the new acoustic fencing towards the north. The
landscaping being proposed will be consistent with the Landscaping Code, which can be conditioned.
8 Overlay Codes
The only applicable overlay is the Acid Sulfates Soil Overlay Code (refer Figure 6). While the proposed
maintenance sheds are located close to the area of the site that is 5m AHD or below, this does not mean
the site contains acid sulfate soils. In any event, minimal earthworks are required to construct the proposed
maintenance sheds. In the circumstances, the risk of releasing acid sulfate soils into the environment is
considered very low. In the circumstances there is no need for the preparation of an Acid Sulfate Soils
Management Plan, given the limited extent of earthworks required, being slab on ground construction.
Sports Shed
Maintenance Sheds
Figure 6 – Extract of Acid Sulfate Soils Overlay Code
9 Conclusion
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In summary, the proposed development seeks to provide two maintenance sheds (Sheds B & C)
beside the eastern boundary. These sheds replace existing maintenance sheds in this general
location. These sheds are separated by 3m of landscaping with a minimum of 2m of landscaping
provided along the eastern boundary consistent with the Community Facilities Zone Code (AO29).
The proposed maintenance sheds have been designed to have the lowest height of the roof closest
to the boundary and rising away from the residential properties. Further, the doors of the
maintenance sheds face away from the adjoining residential properties and are therefore likely to
have less impact on the amenity of the adjoining properties, when compared to the existing sheds.
The proposed maintenance sheds are required for the continued operation and ongoing needs of
the GSLC.
With respect to the proposed sports shed (Shed A), this shed will not have any impact on the amenity
of neighbouring properties and is located clear of the existing sewer easement. Further, the proposed
new 2.4m high acoustic fence will replace the existing dilapidated fence that currently exists along
the northern boundary, which has a similar height in part and will be partly screened by existing trees
and additional landscaping. This acoustic fence will provide improved noise mitigation and privacy
for the adjoining residences, in circumstances where a minimum height of 1.8m is required under the
planning scheme.
The proposed development either complies with the Community Facilities Zone Code and other
relevant assessment benchmarks or can be conditioned to comply. The proposed development
provides for much needed infrastructure for the GSLC on a site that is designated specifically for that
purpose. The proposed development is also consistent with the current preliminary approval
(MCU23/0096) and the associated Master Plan and should be approved subject to reasonable and
relevant conditions.
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Attachment 1 – Site Plan
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Attachment 2 – Shed Proposal Plans
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Attachment 3 – Fence Plan
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Attachment 4 – Photographs of existing fencing
Photo 1 – Part of the existing fence to the north of the oval
Photo 2 – Existing fence that has been extended in height
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Photo 3 – Existing fencing that has been extended in height
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